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Buxton Road Blackshaw Moor, Leek Guide Price £700,000

  • Lot 1 - Farmhouse, Buildings, Yard and Surrounding Grassland (22.02 acres)
  • A former dairy farm in an extremely convenient location.
  • A Grade II Listed five bedroom farmhouse with many original features and of great character requiring renovation and modernisation.
  • Extensive ranges of traditional and modern farm buildings with planning potential for a variety of uses.
  • Parcels of Productive meadow and pasture and areas of amenity woodland
  • Close to popular tourist areas and the local town of Leek offering diversification potential.
  • No current Stewardship Schemes, but offering potential if desired.
  • Mains and natural water supplies.
  • Viewing highly recommended to appreciate the potential that this property has to offer.

Lot 1 - Extending to approximately 22.02 acres, a rare opportunity to purchase an impressive former dairy farm with a sizable three storey five bedroom Grade II Listed farmhouse in need of renovation and modernisation, two substantial stone barns with potential for residential or commercial conversion (subject to obtaining planning consent), ranges of modern farm buildings and parcels of productive grassland suitable for mowing, grazing or environmental purposes and areas of amenity woodland. Offered for sale in five lots, the property is expected to be of interest to a variety of purchasers ranging from Agricultural, Equestrian, Lifestyle, Developers and Investors. TO BE SOLD BY INFORMAL TENDER CLOSING DATE FOR OFFERS TO BE RECEIVED BY FRIDAY 2ND OCTOBER 2020 AT 12 PM

Buxton Road Blackshaw Moor
Leek ST13 8TH
County: Staffordshire
Sale Type: For Sale
Ref #: WB003709


Tittesworth Farmhouse, buildings, yard and surrounding land. Extending in total to approximately 22.02 Acres Guide Price: £700,000 plus


The Grade ll Listed farmhouse spans two different centuries in the history of its construction and offers a wealth of traditional features. The original front section dates back to the 17th Century and is of traditional smooth dressed sandstone construction under a Staffordshire tiled roof and provides three bedrooms, a kitchen, dining room, boot room and a utility room. The larger rear three storey extension of brick construction was added in the 19th century and provides two bedrooms, bathroom, two reception rooms and two loft rooms. The total living space extends to an impressive approximate floor area of 318 square metres (3,422 square feet). Whilst in need of renovation and modernisation throughout to realise the potential of its character, the works can be undertaken to suit an individual’s preferences, subject to meeting any necessary conditions set by Historic England. Externally the farmhouse has the benefit of lawned gardens to the side and rear of the property.


The farmyard comprises of ranges of both traditional and modern farm buildings equipped for a livestock farm as shown and numbered on the plan and as detailed within the accompanying schedule. Whilst many purchasers will have continuing agricultural uses or adaption to equestrian uses in mind, the Traditional Farm Buildings also offer considerable potential for a courtyard development of residential barn conversions by obtaining full planning permission or by change of use under Class Q of the General Permitted Development Order. There is also potential for conversion of the buildings to commercial uses such as holiday accommodation to take advantage of the local tourism market or indeed for offices or storage purposes. The Stone Barns Adjacent to the farmhouse are two lofted stone barns (numbered 1 & 2) arranged around a central yard and extending to a combined external ground floor area of approximately 302m2 (3,250 square feet).The buildings have a wealth of original features and a number of window and door openings which could result in several beautiful dwellings (Subject to Planning). The Former Milking Parlour The parlour is a Fullwood herringbone type located in part of building 5. The steel frame remains with all plant and equipment not present. The Shippons Cubicles are provided for circa 90 cows between buildings 2, 5 & 6 all providing good lying areas and wide passageways. General Purpose Buildings Providing loose housing for cattle and general storage between buildings 3, 4, 8, 9 & 11 and they are all highly adaptable to suit a variety of purposes.


The land extends to approximately 22.02 acres (8.91 hectares). To the south of the farm steading is parcel 1, which extends to 11.36 acres of grazing and chiefly mowable land bordering the A53 and having a pond located upon it. To the south of this parcel is parcel number 2, comprising of sloping grassed areas interspersed with areas of dense scrub/woodland extending to 8.30 acres and bordering a stream along its southern boundary which provides a source of natural water for grazing livestock.



Lot 1 Mains water and electricity supplies connected. Farmhouse – Central heating (non-functional) Farmhouse – Private drainage to a septic tank located in the yard. In the event of Lot 1 selling separately to any of the other four lots, the purchaser of Lot 1 will arrange for the mains water supplies to be disconnected and the purchasers of the remaining lots will need to apply for their own independent water connections should they choose to.


Lot 1 - The Farmhouse is registered with Staffordshire Moorlands District Council as Council Tax Band E.


Only those items referred to in the particulars are included in the sale.


Exempt (due to Listed Status)


Staffordshire Moorlands District Council


At the request of the vendors, offers are in invited for all five lots or combinations of lots on the basis of being either subject to a development clawback provision in the contract of sale or without such provision been included and space for both offers has been catered for on the attached Tender Form. The proposed clawback provision is at 30% for a term of 60 years for the benefit of the vendor. The proposed clawback will be triggered and payable on the granting of planning permission or series of consents for both residential and commercial uses.


The property is held Freehold and vacant possession will be granted on completion.


The grassland areas are eligible for the Basic Payment Scheme, however no Entitlements are included with the sale of the property. The land is not currently entered into any Environmental Stewardship Schemes, but has been in the past.


The property is sold subject to and with the benefit of all existing rights including Rights of Way whether public or private, light, drainage, water and electricity supply, and all other rights, obligations, easements, quasi easements and all wayleaves or covenants whether disclosed or not. The vendor is to retain a right of way through both Lot 4 & Lot 5 along the route shown shaded yellow and brown on the plan at the rear of these particulars for the purposes of accessing there retained land and the purchaser of Lot 5 will have a right of way over the brown shaded area. There are a number of public footpaths and overhead electricity lines affecting the property running through Lots 1, 2 and 3.


In the event of the farm selling in Lots, each Lot will have the following obligations to erect stockproof fences within one month of completion and as marked on the plan at the rear of these particulars shown by the blue lines: Lot 1 – Lengths ‘A’ TO ‘B’ and also ‘C’ TO ‘D’ Lot 2 – Length ‘E’ TO ‘F’ Lot 3 – N/A Lot 5 – Length ‘G’ TO ‘H’ Lot 5 – Length ‘I’ TO ‘J’ and also an obligation to install a field gate, which is to have a minimum width of 12ft.


The vendors are Severn Trent PLC and in order to protect water quality within the catchment of Tittesworth Reservoir, a number of conditions will be contained within the Contract of Sale as follows: CONDITIONS APPLIED TO ALL FIVE LOTS: 1. The property must not be converted for use as a waste tip; 2. Any future use must not be of an industrial nature; 3. No products containing Methaldehyde (i.e. slug pellets) are be used on any areas of the land used for agriculture; 4. Any future agricultural use must be carried out in accordance with the Code of Good Agricultural Practice for Reducing Ammonia Emissions (CoGAP).


Lot 1 - Strictly by Appointment Only. All viewings will be accompanied by a representative of Whittaker & Biggs. Please contact our Leek Office on Tel No: 01538-372006 to arrange. The farmhouse is currently boarded up for security purposes, so it may only be inspected externally. The agents are presently seeking the sellers consent so as to enable the internal inspection of part or all of the property. Interested parties wanting to view the property internally prior to making their offer, should make this known to the selling agents, so that suitable arrangements to facilitate this request can be made where possible. In light of Coronavirus, when viewing enclosed buildings, social distancing is to be observed and face masks are to be worn in line with current government guidance. Anyone inspecting the land or buildings does so entirely at their own risk and neither the selling agents nor the vendors accept any responsibility or liability for any injuries or consequential loss howsoever caused.


The property is offered for sale by Informal Tender. The closing date for offers to be received by is 12pm on Friday 2ND October 2020. A Tender Form is attached to these particulars and only offers submitted using the Tender Form will be considered. All Tender Forms should be addressed to Mr. P. Kirton-Darling, Whittaker & Biggs, 45-49 Derby Street, Leek, Staffordshire, ST13 6HU and marked ‘Tittesworth Farm– PKD’. The vendor reserves the right to not accept the highest, or any offer.


The successful purchaser will be required to pay a deposit of 10% of the sale price upon exchange of contracts. It is expected that exchange will take place within 6-8 weeks of an offer being accepted and that completion will take place as soon as possible thereafter.


The sale plans have been prepared by the Agents for the convenience of the prospective purchasers and are for identification purposes only and they are not to scale. They are deemed to be correct, but any error, omission or mis-statement shall not affect the sale. Purchasers must satisfy themselves as to their accuracy.


Prospective Purchasers will be required to provide photographic identification and a utility bill proving residency to enable us to comply with the Anti-Money Laundering Regulations prior to the acceptance of any offer made for the property.


Peter Kirton-Darling MRICS FAAV Simon Lewis BSc Hons (Assistant) Whittaker and Biggs 45-49 Derby Street Leek Staffordshire ST13 6HU Tel: 01538 372006 Email:

Buxton Road Blackshaw Moor
Leek ST13 8TH
County: Staffordshire
Sale Type: For Sale
Ref #: WB003709

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Buxton Road Blackshaw Moor
Leek ST13 8TH
County: Staffordshire
Sale Type: For Sale
Ref #: WB003709
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