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88.42 acres, Boyles Court Farm, Great Warley, Brentwood, CM14, Essex
For Sale - Guide Price £4,250,000

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• 3 bedroom modern principal house within a historic walled garden
• 2 further residential properties
• Parkland pasture land extending to approx 88.42 acres (35.78 hectares)
• Stabling for 39 horses with outdoor menage
• Grade II listed barn and additional outbuildings
• Planning Potential

AN SIGNIFICANT EQUESTRIAN PROPERTY WITH EXTENSIVE RESIDENTIAL ACCOMMODATION AND GOOD TRANSPORT LINKS

Description

INTRODUCTION - Boyles Court Farm is a well-positioned equestrian property complemented by a collection of traditional stables and storage buildings just outside the M25 within easy driving of Brentwood and North East London. Brentwood has a varied array of shops, sports facilities and schools. The suburb of Warley on the southern edge of Brentwood is well situated for transport links and within close proximity to Thorndon Country Park. Boyles Court Farm sits well positioned up a private track giving it a rural feel with good views of the immediate countryside. The stables and yard are currently let as a DIY livery utilising 25 of the 39 stables currently. There are three residential properties at Boyles Court Farm, the Farmhouse, the Annex (no formal permission) and Stable Cottage, all are currently occupied by family members.

THE LAND - The pasture land extends to 82.91 acres (33.55 hectares) and is set in traditional parkland. The land is classified as Grade 3 in the Agricultural Land Classification Series of England and Wales and is of the Burlesdon and Windsor soil series. These soils are described as loamy or clayey with an ordinary clay-enriched subsoil and moderately well drained and very deep excessively drained soils formed in sandy outwash. The land is classified as permanent pasture and utilised for grazing and hay making in 9 separate paddocks.

EQUESTRIAN FACILITIES - The equestrian facilities at Boyles Court Farm are extensive and include: Grade II listed Storage Barn - Built in approx. 1774, timber framed, part weatherboarded under a peg tiled roof with two symmetrical waggon porches and a late 19th century bell cubola and clock turret with lead done. The building is located within the main yard and is split part into storage for the livery business and part an office and storage for the family. Grade II Stable Building – Built in the late 19th century of red brick with a
timber frame under a tiled roof. Including two U-shaped courts, on a single storey with a canopy all round on Tuscan columns with trellised ends. The court wings have Dutch gables. The stables are part let as part of the livery business and includes 16 single stables, 2 double stables, 2 storage rooms, kitchen, toilet and a tack room. Modern Stable Building – Built in the 1960's of brick with a steel frame, fibre cement walls and roofing. The building has 17 internal stables. There is
also a 40 x 20 outdoor ménage in the vicinity of the stable building which has recently been re-surfaced in rubber.

RESIDENTIAL - Boyles Court Farmhouse is a modern detached
property of brick construction under a concrete tiled roof. The property lies within the old walled garden of the original Boyles Court with views west over the paddock land offering a tranquil setting. It incorporates two reception rooms, a downstairs bathroom and three bedrooms. An extensive garden lies to the north and west f the farmhouse that is predominantly laid to awn and features a koi carp pond, original to the ain Boyles Court. The Annex is a four bedroom bungalow located within the walled garden close to Boyles Court Farmhouse. The bungalow is of timber construction under corrugated roof sheets lad in timber weatherboarding. The property hares a metered water supply with Boyles Court
Farmhouse and shares the septic tank with the farmhouse.
The Annex is spacious with 2 reception rooms and a family bathroom and good views west over he land. The property is currently occupied by a family member and will be vacant at the time of ale. There is no formal planning permission for the
annex but council tax has been paid for 20 years. Stable cottage is an attractive cottage within he courtyard grounds of the stable yard with views of the attractive listed barn opposite. A three bedroom cottage with one bathroom and two reception rooms Stable Cottage has been modernised and is currently occupied by a family ember. built on a timber frame with brick, part rendered under a peg tile roof, the property was once part f the old stable yard and the conversion is in keeping with the condition and style of the rest f the yard. Stable Cottage shares a water supply with the main yard and a private septic tank.

PLANNING - Boyles Court Farm is situated within the metropolitan Green Belt. It consists of various listed and Curtilage Listed Buildings. There re two main dwellings, an annex, commercial storage areas and a livery yard with associated equestrian uses/storage, manège and parkland. high-level pre-application has been undertaken with Brentwood Borough Council and their Heritage Officer in May 2025 to understand whether the existing buildings,namely those used as the livery yard, could be converted into residential use. The response confirms that the site would constitute 'previously developed land' and therefore fall within the associated policies and relevant sections of the National Planning Policy Framework (NPPF). Any proposed development would need to carefully consider the potential heritage impacts of converting the existing Listed Buildings. There is also a large stabling area to the rear of the site which could be considered suitable for redevelopment for alternative uses such as residential, subject to policy compliance. It has also been indicated that any residential development of this site could be considered 'windfall development' which is acceptable in principle. Justification for the closure of the existing livery yard would be required (including financial information) alongside a period of marketing to determine the level of interest. However, the business is not considered to be a community asset / use. It is recommended that further detailed heritage advice is sought as part of any emerging proposal for the site, including further pre-application engagement with the Local Planning Authority, which is strongly encouraged by Officers.


Acreage: 88.42 Acres

Directions

DISTANCES - Brentwood 2.8 miles, M25 Junction 28 1.6 miles, Chelmsford 14 miles, Central London 28 miles, London Liverpool Street Station from Shenfield Station from 28 minutes (all distances are approximate)

SITUATION & LOCATION - The farm is located 2.8 miles south west of Brentwood and 1.6 miles from junction 28 of the M25 giving the property excellent transport links. The main residence, is located through the yard at the end of a private driveway with the Annex in the garden and Stable Cottage located within the stable courtyard complex. The property lies adjacent to the main Boyles Court development which has recently been redeveloped but is not owned. The position of the farm in close proximity to the M25/A12 gives good access
into London as well as the rest of East Anglia.
Google Maps Post Code – CM14 5LL
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