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151 acres, Osbaston House Farm and The Dandelion Hideaway, Osbaston, Leicester, Leicestershire
For Sale - OIRO £3,500,000

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Osbaston House Farm Osbaston House Farm is being offered as a whole or in two lots being approximately 151 acres : - Lot 1- Farmhouse, Farm Buildings – ‘The Dandelion Hideaway’ and Agricultural Land totalling approximately 111.42 acres. Lot 2 - Arable, Pasture Land and Woods – totalling 39.62 acres.

Introduction and Summary:

Osbaston House Farm can be described as a unique farm and recreational opportunity which has come on to the market in the highly sought after region of West Leicestershire.

Osbaston House Farm is being offered as a whole or in two lots and extends to approximately 151.04 acres. It is the first time in over 100 years that the property has come on to the market.

Osbaston House Farm and ‘The Dandelion Hideaway’ are a model of farm diversification, being two businesses that are run successfully from Osbaston House Farm.

 The main agricultural enterprise, which runs from Osbaston House Farm, is the goat milking business, which was established by the vendors in the early 2000’s as a diversification project which has developed into one of the stand out goat milking businesses in the country having purpose-built accommodation which can house up to 800 milking nannies. The existing agricultural buildings have been adapted to house the rearing of the followers and billies.

This is complemented by ‘The Dandelion Hideaway’ which is a multi-award winning, luxury, self-catering, tented, glamping business. ‘The Dandelion Hideaway’ has been successfully shortlisted and won an abundance of awards from the National Tourism Agency, VisitEngland, in the categories ‘best self-catering accommodation’ and ‘best glamping accommodation’ in England.

 The development of these two diverse projects into an integrated rural business, means that Osbaston House Farm is no longer dependant on the Basic Payment Scheme or other farm support schemes.

Potential:

With the ever-changing agricultural climate, it is the agent’s view that the goat enterprise could be further expanded with the development of a goat meat enterprise and the leisure side of the business could further be developed with the expansion of the glamping business and potential to construct two additional self-catering tented accommodations, whose preparatory bases have been laid.

 The range of traditional barns in the farmyard have further potential to be converted into holiday lets, tearoom or similar which would run in conjunction with the leisure business.

 

LOT 1

Osbaston House Farm including The Dandelion Hideaway 

Comprising of Farmhouse, Farm Buildings, ‘The Dandelion Hideaway’ and Agricultural Land, totalling approximately 111.42 acres

 

The Farmhouse

Osbaston House Farmhouse is a very attractive Georgian farmhouse of a mellow red brick construction with a tiled roof.

Internally, the farmhouse shows many classic Georgian architectural features with high ceilings, large windows and rooms of symmetry alongside beamed ceilings, farmhouse stone slabbed floor and decorative tiled floors.

The vendors’ eye for interior design and presentation is shown throughout the farmhouse, with Farrow and Ball muted paint colours and finishes, creating a peaceful atmosphere throughout the farmhouse.

The accommodation extends over three floors covering approximately 4441 sq. ft and offers very generous family accommodation and is well balanced between Bedrooms and ensuite Bathrooms.

The farmhouse has the potential for additional accommodation with the integration of the four attic rooms as further Bedrooms.

The accommodation can be summarised as follows:

 

Ground Floor:

Porch:

With timber front door leading into the Entrance Hall.

Entrance Hall: - with patterned tiled floor and doorways leading to Dining Room, Sitting Room, Store Room and Inner Hall.

Dining Room: - 15ft 6” x 12ft 8” with open fireplace which houses an ESSE multi fuel burner with a granite hearth and stone surround. There is also an integrated storage cupboard to one side of the fireplace, picture rail to walls, sisal carpeting and a cast iron radiator.

Sitting Room: - 16ft 7” x 15ft 11” with a Georgian style cast iron open fireplace, picture rail to walls, sisal carpeting and a cast iron radiator.

Store Room: -

Inner Hallway: - with door leading to Snug, Stores and Office and doors to secondary staircase and cellar.

Office: - 13ft 10” x 12ft 10” with timber panelled walls, concealed meter box, original pamment tiled floor, beamed ceiling, tongue and groove throughout and new cast iron   radiators. Door to outside.

Snug: - 15ft 6” x 12ft 10” with Inglenook style open fireplace and quarry tiled hearth with storage cupboards to either side of the fireplace. Traditional farmhouse flagstone floors, original beamed ceiling with meat hooks, Jim Lawrence lighting and new cast iron radiator. Door leading to Kitchen.

Kitchen: - 13ft 3” x 12ft 10” with a good range of fitted units with oak doors and work surfaces. There is an integrated fitted dishwasher and separate refrigerator and freezer, a fitted Rangemaster cooker with a five ring hob and a double oven with an extractor fan above. There is a Belfast style double sink, an island work unit with cupboards beneath and suspended Jim Lawrence spot light lighting, farmhouse flagstone floors and new cast iron radiators. Door leading to outside.

 

First Floor:

With staircase from ground floor leading to first floor landing with a door leading to bedroom one and two.

 

Bedroom One: - 15ft 6” x 15ft 11” with Victorian style cast fireplace and radiator. Door and step leads through to a family bathroom.

Family Bathroom: - 13ft 2” x 11ft 10” with free standing ‘ball and claw’ footed bath with shower mixer tap, free standing ceramic wash basin, shower cubicle and low flush W.C, part tongue and groove timber panelled walls and sisal carpeting.

 Access door leading to an airing cupboard and immersion heater. Door leading to secondary landing.

Secondary Landing: - Doors leading to Bedroom three, staircase to Ground Floor and Second Floor. 

Bedroom Two: - 16ft 6” x 15ft 11” with Victorian style open fireplace and slate hearth, integrated washroom with shower cubicle, pedestal wash basin and radiator.

Bedroom Three: - 13ft 10” x 10ft 10” with part tongue and groove panelled walls, free standing ‘ball and claw’ footed bath, integrated washroom with pedestal washbasin, low flush W.C and sisal carpeting.

Door leading to store room which has the potential as a walk in Dressing Room.

 

Second Floor:

Staircase leading to landing with doors leading to further rooms which have the potential to be turned into additional family accommodation.

 

Potential Bedroom One: - 13ft 4” x 14ft 4”

 

Potential Bedroom Two: - 13ft 4” x 14ft 6”

 

Potential Bedroom Three: - 16ft 5” x 15ft 5”

 

Potential Bedroom Four: - 16ft 7” x 16ft 5”

 

Cellar: - The staircase from the Inner Hallway leads to two Cellar Rooms.

 

Outside: - To the front of the Farmhouse is a traditional gravelled carriage turning area with a central feature and the gravelled area extends to the Front Door.

The garden extends away from the Farmhouse and enters into a well maintained lawned area with herbaceous borders.

To the roadside of the Farmhouse is a gravelled parking area with a Double Garage with adjoining Tack Room and coal store.

Attached to the Farmhouse with external access is an outside W.C, Boiler Room and Spray Store.

 

The Buildings

 The Farm Buildings consist of an extensive range of modern portal framed buildings which form the centre of the goat milking enterprise.

The former Dairy Buildings have been adapted by the vendors to allow the rearing of the followers and billies. These buildings may have potential for alternative uses subject to the necessary consents.

There is also an extensive range of traditional brick and tiled buildings which are presently used as stabling and again have the potential to be converted into alternative use to complement the leisure aspects of the business or even as additional residential accommodation (subject to appropriate permission).

There is in excess of 62,000 sq. ft of buildings located within the farmyard complex.

The Dandelion Hideaway

‘The Dandelion Hideaway’ consists of six beautifully crafted, spacious canvas cottages, nestled into the idyllic Leicestershire countryside on Osbaston House Farm.  There are luxurious, stylish interiors; a roll top bath in the ensuite bathroom, each has a well-equipped kitchen with a butler’s sink, a traditional range cooker and fridge for chilling drinks. Five of the cottages sleep six guests, whilst Bluebells canvas cottage, attracts couples with its spacious, king-size, romantic bedroom and private wood fired Scandinavian hot tub. Bluebells comes with its own adjacent treehouse for two guests, Bluebell’s Nest, perfect for welcoming families.   

In the farm-yard, The Old Cow Shed shop is packed with delicious local produce, beautiful home-wares and lovely traditional children’s toys. A nostalgic old-fashioned English shop with a wooden till and hand-written customer tabs,

As one of the early pioneers of the glamping phenomenon, the vendors’ motivation in creating ‘The Dandelion Hideaway’, was to establish an independent award-winning glamping destination, embracing the great outdoors, nature and back-to-nature holiday experiences set on a picturesque farm in rural countryside.

The ambition was and remains, to offer exceptional holidays and experiences with a collection of luxurious tented accommodations.  The completed project established the Dandelion Hideaway as a leading provider of independent glamping holidays on a dairy farm with an engaging blend of hosted, complimentary farm activities.

‘The Dandelion Hideaway’ regularly achieves status as a leading brand in the glamping sector with national publicity and endorsement from major news titles alongside the patronage of prominent journalists.

 A highly acclaimed, multi award winning business, ‘The Dandelion Hideaway’ is the only glamping destination to have been shortlisted and won the prestigious, national VisitEngland Excellence Awards (Self Catering Accommodation) in 2014, 2015, 2016.  In 2017, The Dandelion Hideaway received the highest accolade possible, awarded the winner of ‘Glamping Provider of the Year’, officially, the best glamping destination in England. Regionally, consistent winners too at the Leicestershire Excellence in Tourism Awards (Self Catering) in 2011, 2012, 2013, 2014 and 2015.

In 2015, The Dandelion Hideaway was presented with the VisitEngland ROSE award in Recognition of Service Excellence. This award from VisitEngland is awarded only to a handful of properties nationally that are deemed to go the extra mile.

 

The Trip Advisor story is the icing on the cake, achieving the Certificate of Excellence every year since opening; 2012, 2013, 2014, 2015, 2016, 2017 and 2018. In 2018 further recognition was received with the TripAdvisor ‘Certificate of Excellence Hall of Fame’. The ‘Hall of Fame’ was created to honour those businesses that achieved a Certificate of Excellence for five consecutive years.

A publicity video of ‘The Dandelion Hideaway’ can be viewed at https://youtu.be/ZfBq0_FjyVU

LOT 2

Schedule

Lot 2 – verged blue on plan

 

O.S/N.G no

Description

Hectares

Acres

1385

 

Permanent Grassland

1.13

2.79

0278

 

Woodland

0.12

0.30

1067

 

Arable

2.55

6.30

2079

 

Arable

3.73

9.21

4007

 

Arable

7.36

18.18

2390

 

Woodland

0.28

0.69

3287

 

Woodland

0.87

2.15

           

TOTAL

 

 

16.04 est

 

39.62 est

 

Remarks and Stipulations:

Tenure and Possession:             

The freehold of the property is offered for sale with vacant possession being given upon completion.

 Basic Payment Scheme:

Osbaston House Farm is registered for Basic Farm Payment and an appropriate number of entitlements will be transferred to the purchaser upon completion of the purchase at no additional cost.

The vendors reserve the right to retain the 2019 payment and the purchaser will be expected to indemnify the vendors for any 2019 cross compliance breaches which may occur after completion of the purchase.

 Countryside Stewardship

At present the land is not entered into any Countryside Stewardship schemes or similar.

 Ingoing Valuation and Dilapidations:

There will be an ingoing valuation for the growing crops in the ground at the time of completion. These will be valued on a seed, spray, fertilizer, cultivations and enhancement basis.

The purchaser will also pay for the milking parlour, two bulk tanks and ice-breaker at £5,000 + VAT. With respect to the stock, contents and stores associated with ‘’The Dandelion Hideaway’’, the purchaser will pay £25,000 + VAT.

The purchaser will pay for the flock of goats at an agreed valuation if required.

There will be no deductions for dilapidations (if any)

Milk Contract

A milk contract will be available for 450,000 litres per annum (if required) from St.Helens.

Wayleaves, Easements and Rights of Way:

It is understood that two public footpaths crosses Lot 1.

The water supply to the adjoining Osbaston Lodge Farm crosses Lot 1.

Otherwise, Osbaston House Farm is sold subject to and with the benefit of all rights including rights of way, whether public or private, light support, drainage, water and electricity supplies and any other rights and obligations, easements and proposed wayleaves for masts, pylons, stays, cables, drains and water, gas and other pipes whether referred to or not.

 Services:

It is understood that mains water and electricity are connected to the property. Drainage is understood to be to a private system.

 Minerals:

So far as the vendors are aware, there has been no reservation of the mineral rights.

 

Sporting Rights:

It is understood the sporting rights are included in the sale of the property.

  

Development Uplift Clause:

A development uplift clause will be imposed on the field O.S number 6945 and 7515 on Lot 1 for a period of 25 years and for 30% of any increase in value as a result of a commercial or residential scheme. For the avoidance of doubt, this clause will be not be triggered by any agricultural or equestrian consents.

Plans and Particulars:

These are believed to be correct, but their accuracy is not guaranteed and no claim can be admitted for any errors or discrepancies.

Arbitration:

Should any dispute arise between the vendors and the purchaser upon any point whatsoever, (not including a question of law) arising out of the Remarks and Stipulations, Particulars or Plans or as to the interpretation thereof, the matter in dispute shall not annul the sale but shall be referred to the arbitration of the agents, whose decision shall be final and binding on all parties to the dispute and in every such arbitration the agent shall decide how the cost of such reference shall be borne.

Council Tax:

Osbaston House Farmhouse – Band E

 

EPC:

Current 38/Potential 72

Planning Permission:

Planning permission was granted for ‘The Dandelion Hideaway’ by Hinckley and Bosworth Borough Council in August 2009 for nine units (canvas tented accommodations) with six existing and approval for a further additional three units. The concrete base for two of these is already in position.

 

The On Going Business and Accounts:

’The Dandelion Hideaway’ and the Goat Milking Business are being sold as a going concern. Included in the purchase price will be ‘The Dandelion Hideaway’ website’ – ‘www.thedandelionhideaway.co.uk’, and the customer database. In addition as already mentioned the purchaser will be required to pay an addition to the purchase price of £25,000 + VAT for the entire content of existing and replenishment stock and store spares associated with ‘The Dandelion Hideaway’.

The vendors will assist with ongoing support in a consultancy style relationship whilst support and assistance is required for the goat dairy business.  

The vendors will assist with support and advice of the management and marketing of ‘The Dandelion Hideaway’ business for a reasonable period after the completion of the purchase and support in a consultancy relationship thereafter, whilst support and help is required or sought.

It should be noted that the vendors are semi retiring and are not seeking to establish a new glamping business out of the Midlands region.

It is a desire of the vendors for any purchaser to carry on with the goat enterprise for a period of twelve months after the completion of the purchase.

The business accounts are available for inspection by potential purchasers and their advisor subject to the signing of a non-disclosure agreement.

Photographs:

Taken September 2018 and January 2019.

 

For further enquiries and viewings, please contact Richard Newey on 01162 814931.

 

 

 

Disclaimer

Property Ref.11011_FOX288-t-411. The information about this property is an advertisement displayed on our website by the agent referred to above. This advertisement does not comprise property particulars. AMC does not warrant its accuracy or completeness or the accuracy or completeness of any linked or associated information. Please see website terms of use