ASKING PRICE £419,950 - Mouseprice

FOR SALE BY PRIVATE TREATY
COCKSHEAD VILLA FARM,
CANAL SIDE,
NORTON GREEN,
STOKE-ON-TRENT,
STAFFORDSHIRE,
ST6 8PP
An opportunity to acquire a compact residential smallholding with a three
double bedroom detached farmhouse in need of selective renovation and
improvement, situated in a picturesque, secluded location bordering the
Caldon Canal, together with a range of modern and traditional farm
buildings and land all comprised within a ring fence extending to
approximately 11.32 acres (4.58 hectares).
Well suited to those with equestrian and smallholding interests, who wish
to create a delightful family home. A viewing is essential to appreciate the
scope and potential that this property has to offer.
These particulars are believed to be correct, but they are not guaranteed by the vendor or the vendors agents, Whittaker & Biggs and
neither does any person have authority to make or give any representation or warranty on their behalf. Prospective purchasers must
satisfy themselves by inspection or otherwise as to the correctness of each statement contained in these particulars. The particulars do
not constitute, or form part of, an offer or a contract
Chartered Surveyors
Valuers
Estate Agents
Auctioneers
Three Double
Bedroom Detached
Farmhouse
Secluded Location
with Picturesque
Views and Canal
Frontage
Range of Modern and
Traditional Farm
Buildings
Land Extending to
Approximately 11.32
Acres (4.58 Hectares)
Viewing Essential to
Appreciate the Scope
and Potential on Offer
ASKING PRICE
£395,000
www.whittakerandbiggs.co.uk

SITUATION & DIRECTIONS
Cockshead Villa Farm is situated approximately 0.4 of a mile
to the south of Norton Green Village or as locals refer to the
village as the “Grayn" or "Happy Valley", and which is a small
village in the Parish of Norton-le-Moors.
Nestled in the Trent Valley at the Head of the Trent, Norton
Green is the first village on the River Trent and is surrounded
by some of the most interesting and beautiful countryside in
Staffordshire, which is accessible via a network of ancient
footpaths. The property is approximately 3.75 miles to the
south of the town of Biddulph and 5 miles to the north of
Stoke-on-Trent, which offers a wide choice of amenities.
The property is approached from the B5051 Endon Road,
Norton Green. Take the turning into Ball Lane and turn
second right to Canal Side. Follow this road past Foundry
Square and straight over the cattle grid onto a hardcored
track, which leads to the property. Proceed along the track for
approximately 0.4 of a mile and the property will be seen
immediately in front and as identified by an agents ‘For Sale’
board.
The Ordnance Survey reference number is: SJ 899515
LOCATION PLAN
VIEWINGS
Strictly by appointment only via the agents Biddulph Office.
Tel: 01782-522117.
DESCRIPTION
Cockshead Villa Farm comprises of a detached three
bedroom farmhouse of traditional rendered brick construction
together with a range of modern and traditional farm
buildings and land all comprised within a ring fence
extending in total to approximately 11.32 acres (4.58
hectares) and is more particularly described as follows:
THE FARMHOUSE
The Farmhouse which dates back to circa 1900 with later
extensions in the 1950’s is situated to the east of the farm
buildings and by the entrance drive. It is of traditional brick
wall construction with rendered elevations under a pitched
tiled roof, having an approximate external floor area of 1,636
sq. ft. (152 sq. metres) and briefly comprises of the following
accommodation:
Part glazed rear door to the single storey extension to the
western elevation leading to:
ENTRANCE HALL
Having quarry tiled floor, radiator, single glazed window to
rear elevation, part tiled walls.
STORE ROOM
Housing Warmflow oil fired central heating boiler and
thermostat.
W.C
Low level w.c. with tiled floor and fully tiled walls. Radiator.
Single glazed window unit to the front elevation.
KITCHEN 9’10” x 8’3” (3.00m x 2.51m)
Stainless steel single sink unit and drainer. Work surfaces
having drawers and cupboards below and matching wall
mounted units. Fully tiled walls. Electric cooker point.
Plumbing for washing machine. Radiator. Quarry tiled floor.
UPVC double-glazed window to rear elevation.
INNER HALLWAY
Quarry tiled floor, under stairs cupboard
DINING ROOM 14’ x 14’ (4.27m x 4.27m)
Part glazed door to front elevation, radiator, tiled fireplace
and hearth, T.V. aerial point, quarry tiled floor, UPVC double
glazed windows to the front and side elevation

LIVING ROOM 14’ x 14’ (4.27m x 4.27m)
Feature tiled fireplace and hearth, radiator, solid floor, T.V.
aerial point, single glazed window overlooking the canal and
UPVC double glazed window to the front elevation.
PANTRY 11’4” x 8’ (3.45m x 2.44m)
Quarry tiled floor, shelving, electricity meters and fuse boxes.
STAIRCASE
With radiator on the half landing.
FIRST FLOOR
BATHROOM 9’10” x 8’4” (3.00m x 2.54m)
Panelled bath with electric shower over. Pedestal wash hand
basin. Tiled splash backs. Airing cupboard housing hot water
cylinder and cold water tank, low level w.c., tiled surround to
bath, electric wall heater, access to roof void. UPVC double
glazed window to the rear elevation.
BEDROOM ONE 14’ x 14’ (4.27m x 4.27 m)
UPVC double glazed window to the front elevation. Radiator.
BEDROOM TWO 14’ x 14’ (4.27m x 4.27 m)
UPVC double glazed window to the front elevation. Radiator.
BEDROOM THREE 11’4” x 8’2” (3.45m x 2.49m)
Single glazed window to the rear elevation. Radiator.
OUTSIDE
Concrete pathway around the curtilage of the property
leading to the extensive lawned south facing front garden
which is bounded by thorn hedging and the Caldon canal on
the eastern boundary.
Within the front garden there are a range of timbered framed
hen huts.
To the west of the single storey extension to the property
which has a flat felted roof there is the oil tank for the central
heating boiler.
THE FARM BUILDINGS
The buildings are situated approximately 20 metres to the
west of the farmhouse and accessed directly off the hardcored
access drive with double gates leading into the farmyard with
the following range of farm buildings.
MAIN FARM BUILDING
Of block wall construction under a pitched cement fibre roof
measuring 21.18m x 5.64m and comprising of a shippon for
eight with concrete boskins, concrete floor, lofted, with feed
passage and fluorescent light and water bowls.
ADJOINING SHIPPON
Shippon for six, concrete floor, concrete boskins, feed
passage and water bowls, lofted with fluorescent light fitting.
Sliding door to corn / fodder store, concrete floor, fluorescent
light.
TIMBER FRAMED BARNS
Opposite to the above building to the east is a timbered
framed barn under a pitched corrugated asbestos roof with
concrete floor and timbered framed lean-to with a mono
pitched corrugated asbestos roof and boxed profile side and
rear cladding and open front. The barn has an earth floor and
fluorescent light and to the south elevation is a further lean-to
comprising of a loose house for cattle with a concrete floor

and boxed profile sheeted mono pitched roof and side
cladding, the approximate measurement of the total building
is 21.34m x 4.57m.
The second barn at the southern end of the farmyard is of
timber framed construction under a pitched corrugated iron
roof, similar side cladding with a lean-to of similar
construction under a boxed profile mono pitched roof, the
building measuring approximately 10.06m x 6.10m and is
divided into three cattle pens with part hardcored and part
concreted floor with water bowls to each cattle pen.
To the rear of the main building there is an area of hard
standing currently utilised for the storage of baled silage.
THE LAND
The land which is edged in red on the attached plan extends
to approximately 11.32 acres (4.58 hectares) comprising of
the farmhouse, garden and buildings extending to
approximately 0.54 acres and three fields which are all in
permanent grass extending to approximately 10.78 acres.
The land is accessed from the hardcored access track which
serves the property and field OS 9646 is also accessed from
the farm buildings.
Upon inspection the land was sound and in good heart and
benefits from a mains water supply to troughs within OS 0260
and OS 8653.
The land is gently sloping in nature with a chiefly south
westerly aspect and is regularly mown for silage and grazed
with beef cattle. The boundary fencing is chiefly stockproof
post and sheep netting and barbed wire.
SCHEDULE OF LAND
OS
Number
Description Acres Hectares
Farmhouse, Garden and
Buildings
0.54 0.22
0260 Permanent pasture 2.97 1.20
8653 Permanent pasture 4.13 1.67
9646 Permanent pasture 3.68 1.49
Total
MOORING RIGHTS
11.32
4.58
There is long frontage to the Caldon Canal along the eastern
boundary and it is understood that mooring rights are held by
the vendors along this section. Interested parties are advised
to make their own enquiries of British Waterways in respect
of future usage.
TENURE
We understand that the property is held freehold with vacant
possession.
ELEVATION
The property lies approximately 100 metres (330 feet) above
sea level.
RIGHTS OF WAY
1. Public footpaths cross each of the three fields to the
property.
2. There is a Right of Way over the access track through the
property to the neighbouring residential property known as
Cockshead Cottage.
3. We are also advised that Cockshead Villa Farm owns the
driveway past Cockshead Cottage that leads to OS 8653.
EASEMENTS & WAYLEAVES
1. An electricity pole lines cross the fields.
2. A surface water sewer crosses OS 8653.
EASEMENTS, QUASI EASEMENTS, WAYLEAVES & RIGHTS
OF WAY
The property is sold subject to any of these rights which may
exist and which are in addition to those specifically
mentioned in these particulars.
SERVICES
Mains water, mains electricity, British Telecom connection,
Septic tank drainage to the Farmhouse – (we are advised that
a New Bottle was installed in 2010.)
Oil fired central heating to the Farmhouse – (we are also
advised that a new boiler was installed in August 2011.)
COUNCIL TAX
The Farmhouse is in council tax band ‘E’
RURAL LAND REGISTER
We understand that all the land is on the Rural Payments
Agencies ‘Rural Land Register’ and is claimed on under the
Single Payment Scheme. The entitlements held are not
included within the sale of the property.

ENERGY PERFORMANCE CERTIFICATE
A copy of the front page of the Energy Performance Certificate
is attached to the rear of these particulars.
AGENTS NOTE
The agent has not tested any apparatus, equipment, fittings or
services and so cannot verify that they are in working order or fit
for their purpose. Neither has the agent checked the
freehold/leasehold status of the property. The agent would also
point out that the majority of photographs used on their sales
particulars and window displays are taken with a non standard
lens.
Whittaker & Biggs for themselves and for the vendors or lessors of
this property whose agents they are give notice that the particulars
are produced in good faith, are set out as a general guide only and
do not constitute any part of a contract and no person in the
employment of Whittaker & Biggs has any authority to make or
give any representation or warranty whatever in relation to this
property.

DETAILED PLAN
FLOOR PLAN
16 High Street
Congleton
Cheshire
CW12 1BD
Tel 01260 273241
Fax 01260 271629
47 Derby Street
Leek
Staffordshire
ST13 6HU
Tel 01538 372006
Fax 01538 381457
PLAN NOT TO SCALE
FOR IDENTIFICATION PURPOSES ONLY
Ground Floor First Floor
34 High Street
Biddulph
Stoke-on-Trent
Staffordshire, ST8 6AP
Tel 01782 522117
Fax 01782 522170
Partners: D J Torr FRICS FAAV J W Robinson FRICS FAAV J A Wilson FRICS FAAV
Associate Partner: A S Pickering N E Clare BSc R J Torr BSc (Hons) Consultant: J R H Knott MBE SBStj FRSA
6 Church Street
Macclesfield
Cheshire
SK11 6LB
Tel 01625 430044
Fax 01625 501384
XXXX
Auction Rooms
Brown Street
Congleton
Cheshire, CW12 1QY
Tel 01260 279858
Fax 01260 291053

16 High Street
Congleton
Cheshire
CW12 1BD
Tel 01260 273241
Fax 01260 271629
47 Derby Street
Leek
Staffordshire
ST13 6HU
Tel 01538 372006
Fax 01538 381457
34 High Street
Biddulph
Stoke-on-Trent
Staffordshire, ST8 6AP
Tel 01782 522117
Fax 01782 522170
Partners: D J Torr FRICS FAAV J W Robinson FRICS FAAV J A Wilson FRICS FAAV
Associate Partner: A S Pickering N E Clare BSc R J Torr BSc (Hons) Consultant: J R H Knott MBE SBStj FRSA
6 Church Street
Macclesfield
Cheshire
SK11 6LB
Tel 01625 430044
Fax 01625 501384
Auction Rooms
Brown Street
Congleton
Cheshire, CW12 1QY
Tel 01260 279858
Fax 01260 291053