Brook Lane, Westbury, Wiltshire, BA13

£2,750,000 - SALE

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Brook Lane, Westbury, Wiltshire, BA13
Email address*
Telephone number
Savills Rural
Savills Rural
33, Margaret Street
Greater London
United Kingdom
020 7499 8644
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Brook Lane, Westbury, Wiltshire, BA13
Name *
Telephone number *
020 7499 8644
Savills Rural


Grassland farm with two residential properties on the edge of Westbury.
about 155.89 acres in total


The farm is situated on the edge of the W iltshire town of
Westbury and in close proximity to the Northacre Industrial
Estate. The region is well known for its excellent selection of
schools at all levels in both the private and public sectors, i n
particular Dauntseys, Millfield School, Monkton Coombe and
Royal High School Bath.
There is a mainline railway line with dir ect trains to London
(Paddington) from Westbury with journeys taking around 1hr
36 mins. Brook Farm also benefits from good road links with
the A350 close by which of fers a direct route to the M4 to the
North and London beyond or South down to the A303 and
M3. Bristol Airport is approximately 31 miles away.


Grassland farm with two residential properties on the edge of Westbury

Grade II Listed fi ve bedroom farmhouse • Further four bedroom farmhouse•Main block of ring fenced farmland • Range of traditional and modern farm buildings • Area of land zoned for employment use

Available as a whole or in 2 lots

EPC Rating D – Orchard House

In total about 155.89 acres (63.08 hectares)

Westbury station 1 miles (1.6 km) • Bath 16 miles (25.7 km) • Salisbury 29 miles (46.7 km)

Brook Farm is situated on the north wester n fringe of
Westbury as accessed via Brook Lane. The farm has been in
the same ownership since 1923 and has always been run as
a commercial dairy farm. The land is ring fenced and extends
to about 155.89 acres in total. There are currently two
farm houses with the property and a range of moder n and
traditional farm buildings.

Brook Farm is offered for sale as a whole or in two lots by private treaty.

LOT 1 – 150.62 ACRES (60.946 HECTARES)
Lot 1 is the main farmstead and briefly comprises two
farmhouses, a range of moder n and traditional farm buildings
as well as a ring fenced block of pastureland.

Brook Farmhouse is a Grade II Listed five bedr oom
farmhouse which is believed to date fr om around 1700.
Constructed of stone, brick and r endered brick, Brook
farmhouse lies to the South of the central farm drive and is
largely South facing with views acr oss Biss Brook and the

The front door leads into a spectral hallway with WC. There
are two principle reception rooms, a farmhouse kitchen/
breakfast room with solid fuel Raybur n, utility room and
further WC on the ground floor. Upstairs there are three good
size double bedrooms, two single bedrooms and two family
bathrooms. A separate staircase leads up to an attic which
has potential to create further living accommodation if so
Adjoining the house is a farm of fice which could easily be
incorporated into the house if so r equired to create further
living accommodation (subject to planning). Ther e is a also
a range of brick outbuildings which include garaging and
workshop space.

Orchard Farmhouse
Situated on the opposite side of the farm drive is Or chard
House which is a brick built property dating from 1988 when
is was built by the curr ent owners. The property is subject
to an agricultural occupancy condition. The fr ont door leads
into a central hall which in tur n gives access to the principle
rooms on the ground floor. The sitting room has an open
fireplace as well as sliding doors out to a terrace. The kitchen
has been recently refurbished and has a good range of wall
and base units as well as space for a good size table and
door out to a further terrace. In addition ther e is a dining
room, study, utility room and cloakroom on the ground floor.
Upstairs there are four good size bedrooms, one with an
en-suite and a family bathroom.
Outside there is a double garage and pr etty gardens which
lead down to the river.

Farm buildings
There is an extensive range of modern and traditional farm
buildings which are central to the current farming system.
• Attractive traditional brick barn under a tile roof. This
building has potential to be converted (subject to gaining
the necessary consents)
• Steel portal framed barn with adjoining lean-to’s under a
corrugated roof with further lean to behind
• Cubicle house
• Dairy and parlour
• Steel portal framed cubicle house
• Open sided steel portal framed hay bar n
• Former loose boxes
• Workshop

LOT 2 – 5.27 ACRES (2.13 HECTARES)
Lot two comprises of land to the South of the Railway
line and is predominately pasture land with small area of woodland and pond as well as fishing. This par cel extends to
5.27 acres in total and is accessed via a track fr om Fairwood

Tenure and Possession
The tenure of the property is freehold with vacant possession
upon completion.

Strictly by appointment through the selling agents.

The land is currently farmed in-hand by the vendors.

• Electricity – mains electricity. Three-phase electricity is
connected to the farm buildings.
• Drainage – private drainage.
• Water – mains water

Local Authorities
Wiltshire Council Tel: 0300 456 0114

BA13 4EN

Planning and overage
The farm falls within W iltshire Council. The majority of the
land is classified as open countryside however, part of the
land edged in blue on the attached sale plan has been zoned
by the council for ‘employment uses’.
Orchard Farmhouse is subject to an Agricultural Occupancy
The Vendor will be placing an overage clause on the land
as shown edged blue on the sale plan. This overage will
remain in place for a period of 20 years. During this period
the Vendor, and those to whom the Vendor assigns the right,
will benefit from 30% of any uplift in value associated with
development other than for agriculture.

Council Tax
The Council Tax Band for Brook farmhouse is Band F.
The Council Tax Band for Orchard House is Band E.

Health and Safety
Given the potential hazards of a working farm, we would
ask you to be as vigilant as possible for your own personal
safety when making your inspection, particularly ar ound the

Basic Payment Scheme
On completion of the sale Non SDA entitlements equivalent in
quantity to the eligible area recorded under the Basic payment
Scheme (BPS) will be transferred to the purchaser, subject to
provision of relevant information and registration of buyer with the Rural Payment Agency. The stated value of entitlements in 2016 was €175.27 per unit.
If the farm is sold in lots the BPS will be apportioned as to t he
agricultural area registered in each lot.

Land based schemes
The land does not currently form part of any envir onmental or
woodland schemes

The land falls within a SSSI Impact Risk Zone designation ands
well as an NVZ.

Access and Rights of Way
There are various public right of ways which run acr oss the
In addition, the owners of Br ook Cottage have a right of way over the farm drive to access their cottage.

Archaeological Sites and Monuments
There are two scheduled monument sites on the farm, please
speak to the agents for further details.

The fishing rights on the pond in lot 2 and associated car
parking are currently subject to an agreement to the Brook Farm
Syndicate Anglers. Their current agreement runs until March 2018.
Please speak to the agents for further details.

Sporting rights are included as far as they ar e owned.

Any guide prices quoted or discussed ar e exclusive of VAT. In the event of a sale of the farm or any part of it, or any right att ached to it becoming a chargeable supply for the purposes of V AT, such tax would be paid for in addition to the pur chase price.

A right of holdover may be r eserved by the vendors for 3 months following completion for the sale of livestock and equipment.

Fixtures & Fittings
All carpets, curtains, garden ornaments and fittings in the parlour and dairy are initially excluded from the sale but may be available by separate negotiation.

Acreage: 155.89 Acres


From London head West on the M4. At junction 17 take
the A350 South towards Melksham. Follow the A350 for
about 17 miles passing Chippenham and Melksham. On
entering Yarnbrook go straight over at the r oundabout onto
Hawkeridge Road (B3097) ignoring the sign to Westbury
Area Trading Estates. Keep on this r oad which eventually
becomes Brook Lane. Follow Brook Lane until you pass the
Hills Recycling centre on the right hand side and the drive to
Brook Farm is the next right.

Date posted: 10/08/17