Under Offer - £4,050,000 - 188.7 acres, Desford, Leicester, Leicestershire, LE9 9JE

Fisher German

Fisher German
The Estates Office, Norman Court, , Ashby de La Zouch, Leicestershire LE65 2UZ

Tel:01530 412821
Fax: 01530 413896
E-mail: ashbyagency@fishergerman.co.uk

A strategically located and accessible arable farm with principal Georgian farmhouse and secondary accommodation. In all about 188.70 acres. Available as a whole or in up to three lots.


Thurlaston Lodge Farm sits in a strategic location to the west of Leicester Forest East and Lubbesthorpe. The farmhouse sits in an elevated position with far reaching rural views yet the farm boundary is just over 600 metres from the edges of these urban settlements. Leicester railway station and the City centre are about seven miles to the east and access to the M1 (junction 21A) is just over four miles to the north east. The location clearly offers good access to services, facilities and amenities within Leicester via the A47, but also to those of other Midland's cities. East Midlands Airport is about 18 miles to the north.

Thurlaston Lodge Farm provides a rare opportunity to purchase a farm of about 188.70 acres which will appeal to a broad range of purchasers, from agricultural buyers to those looking for a property with great potential within a rural setting and yet easy access to major communication links and urban centres. The farmhouse benefits from excellent views and extensive accommodation, and there are two ranges of traditional and modern buildings also offering great potential. The property is approached via driveways leading off the A47 Hinckley Road and B582 Desford Road.

Strategic planning potential
The farm offers some strategic development potential with the western edge of Lubbesthorpe and Leicester Forest East being just over 600m from the farm boundary. An initial review of the planning feasibility reads as follows (although potential purchasers must seek their own independent advice):

The land lies to the south-west of Leicester Forest East, outside the settlement boundary. Consequently, its development potential is limited to countryside appropriate uses as described by policies CS18 and DM2 of the Blaby District Core Strategy and Blaby Local Plan Delivery development plan documents. However, Blaby District Council are currently in the process of reviewing their Local Plan and this presents an opportunity to promote the land for residential/mixed use development as part of the Plan Review.

Part of the eastern extents of the land, south of the A47 and east of Desford Road/B582 (Lot 2) have previously been promoted to the District Council's Strategic Housing Land Availability Assessment 2019 (Reference: LFE021). The Council's assessment noted that there could be potential to develop the land if it were to be taken forward in conjunction with the allocated housing land to the north-east of the site (currently subject to proposals from L&Q Estates) and the nearby allocated land immediately beyond this (at New Lubbesthorpe). The assessment also noted that growth of this scale and in this location would have significant impacts on Desford Crossroads. As the crossroads have been identified as a key source of local congestion, Leicester County Council sought funding for the crossroads to be upgraded to a roundabout. It is understood that a £3.75 million grant has been approved by the Leicester and Leicestershire Enterprise Partnership to facilitate this upgrade. Consequently, it is considered that these highway improvements will help to unlock further future expansion to the existing development sites at Leicester Forest East and New Lubbesthorpe, including the land at Thurlaston Lodge Farm.

Please note that the future development potential of the site is dependent on the site being successfully promoted through the Blaby District Council Local Plan Review. Engagement with the next stages of the Local plan Review is recommended and essential if the site is to receive an allocation in a new Local Plan. Fisher German's planning team can be contacted to discuss queries.

Planning potential for conversion of buildings

Lot 1
The traditional buildings in Lot 1 present potential for conversion to a wide variety of uses including home office space, residential uses, or commercial uses, subject to the necessary consents.

Lot 3
As part of the approved application (04/0974/1/PX) from 2004 to convert a barn into a dwelling, now Ashby Shrubs, there was provision to convert Building 8. into an independent two storey dwelling, and create a detached garage. We would anticipate that the permission to carry out this conversion still remains as the permission was implemented through the conversion of the barn into Ashby Shrubs, but potential purchasers must make their own independent enquiries with Blaby District Council to satisfy themselves on this point.

The property is available as a whole or alternatively in up to three lots as follows:

Lot 1 - Farmhouse, cottage, buildings and about 51.99 acres of arable land, 14.87 acres of grassland, being about 70.24 acres (28.43 ha) in total. Shaded pink on the sale plan.

Thurlaston Lodge Farmhouse sits in an elevated position with far reaching views and a range of adjoining traditional and modern buildings and cottage. The ground floor includes a reception hall leading to two well-proportioned reception rooms, both with fireplaces, a dual aspect breakfast kitchen, pantry, and a large boot room/utility room which was the old washhouse and retains the brick surround for the copper. The first floor includes three large bedrooms, one with an en suite bathroom, and a large family bathroom with shower. The second floor offers two bedrooms and a further attic room. The accommodation extends to about 2,909 sq. ft gross internal area (GIA) including the full second floor and cellar, and retains a range of period features including exposed beams and quarry tile floors.


Thurlaston Lodge Cottage is attached to the eastern elevation of the farmhouse and extends to about 1,105 sq. ft (GIA) including an attic room. This offers an entrance hall leading into a well-proportioned breakfast kitchen, a utility room with WC, and a sitting room. The first floor includes a broad landing, bathroom, and two bedrooms.


A garden adjoins the farmhouse and cottage and is laid predominantly to lawn with an orchard.

Adjoining the farmhouse are yards with a mixture of buildings. A part two storey traditional range of brick construction, plus extensions, offers about 2,938 sq. ft and could be put to a variety of uses. This may include conversion to additional accommodation, home office, workshop, and equestrian purposes, subject to any necessary planning consents. Very usefully it benefits from having a good range of doorways and window openings.

The modern buildings are steel framed with a mix of asbestos sheet and profile metal sheet roofs. These extend to about 5,064 sq. ft (approximate) and offer machinery and general storage.

Lot 1 includes about 51.99 acres of arable land and 14.87 acres of temporary grassland, divided across seven fields.

Access to Lot 1 is via the farm drive leading off Hinckley Road to the west. If sold as a separate lot, there will be no right of way for Lot 1 through Lot 3, nor vice-versa.

Lot 2 – About 108.56 acres (43.93 ha) of predominantly arable land including a track and two ponds, as shown shaded lilac on the sale plan.

Lot 2 has road frontage to the A47 Hinckley Road and B582 Desford Road, with access via a gateway leading off Hinckley Road connecting to a track. The track provides direct access to most of the fields of which there are seven ranging in size from 8.41 acres up to 20.76 acres, being about 107.67 acres of arable land in total. Further gateways provide access directly off the B582. We do not believe water or electricity are connected but may be available in the locality.

Lot 3 – Ashby Shrubs, traditional buildings and grain store/general purpose building, about 9.11 acres of land, about 9.90 acres (4.00 ha) in all.

Ashby Shrubs
Ashby Shrubs is a single storey barn conversion of brick construction which was converted in 2005 and has views to the south. A key feature of the property is an extensive living-dining kitchen with exposed structural timbers, an exposed brick fireplace with woodburner, and a range of fitted units with appliances including AEG ovens. A utility room with fitted units and sink, a WC and secondary hallway adjoin the kitchen. A garden room with lantern roof is accessed off the hall and has French doors to the garden.

The extensive master bedroom suite has a walk-in wardrobe and a bathroom with shower and WC. There is also a second bedroom with fitted wardrobes and an en suite, plus a home office, and store room. The accommodation extends to about 1,607sq. ft (GIA) and there is underfloor heating throughout the property, save for the garden room.   


The property has a well-tended formal garden laid mainly to lawn with borders, beech hedging and a greenhouse.

A range of traditional buildings of brick construction includes a part two storey range with access via an automated roller shutter door leading into a workshop. This connects to a full height section, equivalent to two storeys, part with a first floor area, and with a pair of full height doors leading out to a side yard; an open fronted single storey section is attached at the northern end of the range. See planning section above regarding planning permission to convert this building into an independent dwelling.

A galvanised steel portal framed grain store is accessed via a pair of roller shutter doors and a pedestrian door. It has three metre high concrete panel grain walls, with profile metal sheet side walls. The roof is mainly non asbestos fibre cement sheet, with a section being asbestos sheet. Capacity for grain storage is estimated to be circa 700 tonnes but it may well be suitable for a range of other uses, subject to planning.

This building has a range of roof mounted PV panels.   

Lot 3 includes about 9.11 acres of temporary grassland divided into two fields.

Access to Lot 3 is via a driveway with an automated sliding gate leading off Desford Road to the east. There is no right of way for Lot 1 through Lot 3, nor vice-versa.

Note: All areas, floor areas and dimensions stated are approximate and should not be relied upon. Potential purchasers are welcome to instruct an independent survey to verify these.

Solar PV panels
A range of solar panels (14.4KW) on the roof of the grain store (building 9) are subject to a contract with Opus Energy with FIT payments made. The total income including exported power, embedded benefits, and FIT payments equate to approximately £2,200 to £2,400 over a 12-month period. The FIT contract is a 25-year agreement which commenced in 2015. See further details in the data room.

General details

Land type and cropping history
The land is classified as being Grade 3 and according to Soilscape (England) the land is a mix of predominantly loamy and clayey soils. The cropping has been predominantly combinable crops but in 2021 and this year grass and maize has
been included. The cropping history is available within the data room.

Tenure and Possession
The freehold of the property is for sale with vacant possession on completion (subject to any holdover requirements).

Rights of way, wayleaves and easements
A public footpath runs along the part of the farm drive on Lot 1, and over the drive in Lot 3. A second footpath crosses the western corner of Lot 2. These paths are shown with green hatched lines on the sale plan. A mains sewer crosses Lot 3. Overheard power lines cross Lot 2. The property is sold subject to all rights of way, wayleaves and easements whether or not they are defined in this brochure. If the farm is sold in lots then cross-rights and reservations will need to be reserved where required, for example for services and maintenance.

Mineral, sporting and timber rights
These rights are believed to be included in the freehold title.

Basic Payment Scheme and environmental schemes
The property is registered with the Rural Payments Agency for the basic payment scheme. Payments for the current scheme year will be retained by the vendor. The purchaser(s) will be required to indemnify the vendor against any loss due to a breach of cross compliance. Entitlements may be available by separate negotiation. There are not believed to be any environmental schemes in place.

Ingoing crop valuation/holdover
The farm is subject to a contract farming agreement until 31st August 2022. An ingoing crop valuation will not be required but holdover until the end of October 2022 will be required to harvest the maize.

The property is offered for sale with overage provisions whereby a proportion of any increase in the value of the land/property from the grant of planning permission will be payable to the vendors (or their successors in title) as follows:

Lot 1 is offered for sale with an overage provision over the agricultural land with an uplift percentage of 20% of any increase in value for a period of 50 years. Such overage to be triggered by any development (as defined within section 55 of the Town and Country Planning Act 1990) and payable upon implementation or a future sale with the benefit of a consent/s. The overage will exclude any development for agricultural purposes/use. The house, yard and buildings area is offered for sale with an overage provision with an uplift percentage of 20% of any increase in value for a period of 50 years. Such overage to be triggered by the grant of planning permission for fully independent residential units (i.e. not ancillary to the existing dwellings). Such overage will exclude (i.e will not be triggered by): holiday lets, office space and any other commercial use and payable upon the grant of any consent.

Lot 2 is offered for sale with an overage provision with an uplift percentage of 25% of any increase in value for a period of 50 years. Such overage to be triggered by any development (as defined within section 55 of the Town and Country Planning Act
1990) and payable upon implementation or a future sale with the benefit of a consent/s. The overage will exclude (i.e will not be triggered by) any development for agricultural and/ or private equestrian uses.

Lot 3 is offered for sale with an overage provision with an uplift percentage of 25% of any increase in value for a period of 50 years. Such overage to be triggered by any additional residential development, over and above the existing residential dwelling
and previously consented dwelling (in the traditional building) and any commercial use development which falls outside of the existing buildings area. Such overage to be payable upon implementation or a future sale with the benefit of a consent/s.

Successive grants of permission within the terms set out above would trigger overage. Reasonable costs incurred in obtaining planning permissions can be deducted from the overage calculations. The Vendor's Solicitor has drafted overage provisions, and these are contained within the data room.

The vendor has instructed the usual searches at an early stage in order that these can be passed to a purchaser/s once a sale has been agreed. A condition of the sale is that the purchaser/s will be required to reimburse the cost of such searches from the
vendor in addition to the purchase price for the farm. If the farm is sold in lots then the cost of these will be apportioned between the purchasers on an acreage basis. The searches include: Local authority, Highways, Environmental, Chancel repair liability,
drainage and water. The total cost of the searches is circa £1,700. Local authority Blaby District Council. Telephone: 01283 508000

Fixtures and fittings
The carpets and curtains are included. All other fixtures and fittings, garden ornaments, stone troughs and statuary are excluded. Some may be available by separate negotiation. The inclusion or exclusion of any agricultural fixtures and fittings is to be discussed.

A. The farmhouse and cottage within Lot 1 - Drainage is to a private system which is dated and will require replacement – this is to be taken into account by any potential purchaser in any offer they make. Heating is via an oil fired system with one boiler
located in the adjoining traditional building serving both dwellings. Mains water is believed to be connected to the farmstead but a borehole currently serves the residential elements. Further details available within the data room (see below).

B. Ashby Shrubs and adjoining buildings within Lot 3 - Mains drainage, water and electricity are connected. Heating is via an electric underfloor heating system – we understand that electricity generated by the PV panels on the roof of the barn can feed Ashby Shrubs.

None of the services, appliances or electrical systems have been tested by the selling agents.

Data Room
A comprehensive data room is provided by the vendor's solicitors, Forsters LLP, which includes title information, a draft overage deed, and matters relating to BPS, as well as an extensive range of other information including EPCs. Access to this data room can be provided to parties following their first viewing at the property.

Forsters LLP, 31 Hill Street, London, W1J 5LS.
FAO Henry Cecil/ Adam Saunby
Telephone: 0207 863 83 83

From Leicester Forest East, follow the A47 west. After passing Beggars Lane on the left, continue for a further ¾ of a mile and the entrance to the track of Lot 2 can be found on the left. Continue on the A47 and at the traffic lights turn left and the drive entrance to Lot 3 can be found on the right after about 130 metres. For access to Lot 1, continue west from the traffic lights along the A47 and after about 480 metres the drive entrance is on the left (it is 150 metres before the entrance to the Bull's Head pub car park).

Lot 1 drive entrance - ///locals.spoiled.beak
Lot 2 gateway - ///verge.slide.gentle
Lot 3 drive entrance - ///trash.paving.supported
Postcode: LE9 9JE

Strictly by appointment through selling agents, Fisher German LLP.
Telephone: 01530 410840
Email: centralagency@fishergerman.co.uk

Acreage: 188.7 Acres


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