Guide Price £950,000

Arden Lakes, Ingon Lane, Snitterfield, Stratford-upon-Avon, Warwickshire

  • Area

    area
    23.8Acres

General information

Arden lakes is an established profitable business with a new 4 bedroom dwelling, set in approximately 23.8 acres (9.63ha). The fishery comprises six established coarse fishing lakes, ample car parking, clubhouse and facilities.

Location
The property lies to the south of the village of Snitterfield, in an excellent location within easy access to the M40 (approximately 4 miles west). The medieval market town of Stratford-upon-Avon is 3 miles south-east of Arden Lakes. Warwick is 7 miles, Coventry 16 miles and Birmingham is 20 miles distant.

Dwelling
A 4 bedroom detached house constructed in 2016. The dwelling occupies a private, elevated position close to the western boundary overlooking Orchard Lake and the Warwickshire countryside beyond.

The house has been built to a high specification and has an Energy Performance B rating. The accommodation briefly comprises:

Ground Floor
Entrance hall, large living room, kitchen/breakfast room, utility room, w.c., office, double garage with storage area in roof space.

First Floor
Master bedroom with en-suite shower room, bedroom 2, bedroom 3, bedroom 4 and family bathroom.

The dwelling is subject to an occupancy condition limiting the occupation to a person, solely, mainly or last employed in the fishery business (or a widow or widower or resident dependents).

The Fishery
Formerly used for irrigation as part of the original fruit farm, the six coarse fishing lakes have been developed over the last 35 years. The fishery has in the past been both a club and syndicate water however in 2006 it became a day ticket fishery, and has since become a favourite venue for many local anglers and is regularly booked by many local angling clubs for matches.

The lakes offer a total water area of 6.4 acres (2.6ha), which are fed via two boreholes with a licence for 35,518m3.

The property has the benefit of a large car park adjacent to the lakes and the club house.

Archers Pool
Extending to approximately 1.0 acre (0.4 ha), average depth 6ft - 27 pegs. Stocked with carp, bream, roach, perch and crucian carp. With the most mixed fishing of all the lakes it is a favourite with families and juniors.

The Orchard
Extending to approximately 1.7 acres (0.7 ha), with an average depth 12ft - 16 pegs. This was the original irrigation lake for the neighbouring fruit farm dated back to the 1960's. Stocked with specimen carp to 26lbs plus bream, quality roach and perch.

Fox's Pool
Extending to approximately 0.5 acres (0.2 ha), with an average depth 5ft - 16 pegs. Stocked with predominantly mirror and common carp. This is the favourite pool of both day tickets and clubs with the current match record of 297lbs.

The Bowl
Extending to 0.9 acres (0.37 ha), with an average depth 15ft - 20 pegs. Stocked with carp to 16lbs plus perch to perch 3½lbs plus quality roach, rudd and bream. This lake offers quiet secluded fishing for day ticket anglers.

Oak Pool
Extending to approximately 1.2 acres (0.5 ha), with an average depth 5ft - 22 pegs. Restocked in 2018 with carp now averaging 1½lbs plus roach and bream. Match record in 2019 was 98lbs.

Alistair's Bridge
Extending to 1.2 acres (0.45 ha), with an average depth 5ft - 20 pegs. Stocked with carp to 12lbs, many smaller carp and a good number of roach, bream, tench and barbel. This is a very popular lake with day tickets and clubs with a match record of 195lbs.

Clubhouse
Block and timber constructed and providing hot and cold refreshments, bait and terminal tackle and anglers toilets, The club house is also utilised as a function room for fishing clubs. Food hygiene rated 5.

Services
The property has the benefit of borehole water, mains electricity, mains water and private drainage system.

The Business
Current day ticket charges range from £6-£12 per person per day. Income is derived from day ticket sales, club matches and clubhouse sales.

Full accounts will be made available to interested parties, after viewing.

Planning & Development
The fishery has planning permission for all current uses.

14/03290/FUL Erection of fishery manager's dwelling and storage shed; creation of 3 no. stock ponds was granted in 2014.

Energy Performance
Dwelling EPC - B
Clubhouse EPC- B

Rates
Council Tax-Band E
Council tax payable 2019 - £2,256.31
The fishery has not been assessed for business rates.

Website: www.ardenfisheries.com

Agents' Notes
Tenure & Possession
The property is offered for sale freehold subject to vacant possession.

Fixtures, Fittings & Stock
The sale includes fixtures and fittings and fish stocks within the lakes.

The fishery suffered from an outbreak of SVC (Spring Viraemia of Carp) in 2017. The lake which was mainly affected was drained and disinfected before being restocked. There have been four subsequent health checks across all the pools which all came back negative for SVC. All statutory controls will be lifted in January 2020.

Fenn Wright are not liable in any way for the quality or quantity of the fish stocks, nor any death or disease that may affect such stocks. Purchasers must satisfy themselves as to the quality and quantity of the fish stocks prior to purchase.

Rights of Way & Easements
The property is sold subject to and with the benefit of all existing Rights of Way, whether public or private, light, support, drainage, water and electricity supplied in other rights obligations, easements, quasi-easements and restrictive covenants or all existing proposed wayleaves for masts, staves, cables, drains, water and gas and other pipes, whether referred to in these particulars or not.

Consumer Protection Regulations
Under the regulations, what we say or publish about a property must not be false or misleading and we must provide certain material information to enable a potential viewer or purchaser to take an informed transactional decision.

Measurements
Any areas, measurements or distances referred to as approximate are given as a guide and are not precise. If such details are fundamental to a purchase, purchasers must rely on their own enquiries.

Important Notice
Fenn Wright for themselves and the Vendor of this property whose Agents they are, give notice that: The particulars are intended to give a fair and substantially correct overall description for the guidance of intending purchasers and do not constitute part of an offer or contract.

Prospective purchaser/s and lessees should seek their own professional advice. All descriptions, dimensions, areas, reference to condition and if necessary permissions for use and occupation and their details are given in good faith and believed to be correct.

Any intending purchaser/s should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them.

No person in the employment of Fenn Wright has any authority to make or give any representation or warranty, whether in relation to this property or these particulars, nor to enter into any contract relating to the property on behalf of the Vendors.

No responsibility can be accepted for any expenses incurred by any intending purchaser/s in inspecting properties that have been sold, let or withdrawn.

Local Authority
Stratford-upon-Avon District Council
Elizabeth House
Church Street
Stratford-upon-Avon
Warwickshire
CV37 6HX
T: 01789 267575

Photographs taken: September 2019
Particulars prepared: February 2020

Guide Price
£950,000

Viewing strictly by appointment through sole agents:

Fenn Wright
1 Tollgate East
Stanway
Colchester
CO3 8RS

T: 01206 216555
E: tjg@fennwright.co.uk /
mjf@fennwright.co.uk

Contact: Tom Good MRICS

Property summary

Arden lakes is an established profitable business with a new 4 bedroom dwelling, set in approximately 23.8 acres (9.63ha). The fishery comprises six established coarse fishing lakes, ample car parking, clubhouse and facilities.

Location
The property lies to the south of the village of Snitterfield, in an excellent location within easy access to the M40 (approximately 4 miles west). The medieval market town of Stratford-upon-Avon is 3 miles south-east of Arden Lakes. Warwick is 7 miles, Coventry 16 miles and Birmingham is 20 miles distant.

Dwelling
A 4 bedroom detached house constructed in 2016. The dwelling occupies a private, elevated position close to the western boundary overlooking Orchard Lake and the Warwickshire countryside beyond.

The house has been built to a high specification and has an Energy Performance B rating. The accommodation briefly comprises:

Ground Floor
Entrance hall, large living room, kitchen/breakfast room, utility room, w.c., office, double garage with storage area in roof space.

First Floor
Master bedroom with en-suite shower room, bedroom 2, bedroom 3, bedroom 4 and family bathroom.

The dwelling is subject to an occupancy condition limiting the occupation to a person, solely, mainly or last employed in the fishery business (or a widow or widower or resident dependents).

The Fishery
Formerly used for irrigation as part of the original fruit farm, the six coarse fishing lakes have been developed over the last 35 years. The fishery has in the past been both a club and syndicate water however in 2006 it became a day ticket fishery, and has since become a favourite venue for many local anglers and is regularly booked by many local angling clubs for matches.

The lakes offer a total water area of 6.4 acres (2.6ha), which are fed via two boreholes with a licence for 35,518m3.

The property has the benefit of a large car park adjacent to the lakes and the club house.

Archers Pool
Extending to approximately 1.0 acre (0.4 ha), average depth 6ft - 27 pegs. Stocked with carp, bream, roach, perch and crucian carp. With the most mixed fishing of all the lakes it is a favourite with families and juniors.

The Orchard
Extending to approximately 1.7 acres (0.7 ha), with an average depth 12ft - 16 pegs. This was the original irrigation lake for the neighbouring fruit farm dated back to the 1960's. Stocked with specimen carp to 26lbs plus bream, quality roach and perch.

Fox's Pool
Extending to approximately 0.5 acres (0.2 ha), with an average depth 5ft - 16 pegs. Stocked with predominantly mirror and common carp. This is the favourite pool of both day tickets and clubs with the current match record of 297lbs.

The Bowl
Extending to 0.9 acres (0.37 ha), with an average depth 15ft - 20 pegs. Stocked with carp to 16lbs plus perch to perch 3½lbs plus quality roach, rudd and bream. This lake offers quiet secluded fishing for day ticket anglers.

Oak Pool
Extending to approximately 1.2 acres (0.5 ha), with an average depth 5ft - 22 pegs. Restocked in 2018 with carp now averaging 1½lbs plus roach and bream. Match record in 2019 was 98lbs.

Alistair's Bridge
Extending to 1.2 acres (0.45 ha), with an average depth 5ft - 20 pegs. Stocked with carp to 12lbs, many smaller carp and a good number of roach, bream, tench and barbel. This is a very popular lake with day tickets and clubs with a match record of 195lbs.

Clubhouse
Block and timber constructed and providing hot and cold refreshments, bait and terminal tackle and anglers toilets, The club house is also utilised as a function room for fishing clubs. Food hygiene rated 5.

Services
The property has the benefit of borehole water, mains electricity, mains water and private drainage system.

The Business
Current day ticket charges range from £6-£12 per person per day. Income is derived from day ticket sales, club matches and clubhouse sales.

Full accounts will be made available to interested parties, after viewing.

Planning & Development
The fishery has planning permission for all current uses.

14/03290/FUL Erection of fishery manager's dwelling and storage shed; creation of 3 no. stock ponds was granted in 2014.

Energy Performance
Dwelling EPC - B
Clubhouse EPC- B

Rates
Council Tax-Band E
Council tax payable 2019 - £2,256.31
The fishery has not been assessed for business rates.

Website: www.ardenfisheries.com

Agents' Notes
Tenure & Possession
The property is offered for sale freehold subject to vacant possession.

Fixtures, Fittings & Stock
The sale includes fixtures and fittings and fish stocks within the lakes.

The fishery suffered from an outbreak of SVC (Spring Viraemia of Carp) in 2017. The lake which was mainly affected was drained and disinfected before being restocked. There have been four subsequent health checks across all the pools which all came back negative for SVC. All statutory controls will be lifted in January 2020.

Fenn Wright are not liable in any way for the quality or quantity of the fish stocks, nor any death or disease that may affect such stocks. Purchasers must satisfy themselves as to the quality and quantity of the fish stocks prior to purchase.

Rights of Way & Easements
The property is sold subject to and with the benefit of all existing Rights of Way, whether public or private, light, support, drainage, water and electricity supplied in other rights obligations, easements, quasi-easements and restrictive covenants or all existing proposed wayleaves for masts, staves, cables, drains, water and gas and other pipes, whether referred to in these particulars or not.

Consumer Protection Regulations
Under the regulations, what we say or publish about a property must not be false or misleading and we must provide certain material information to enable a potential viewer or purchaser to take an informed transactional decision.

Measurements
Any areas, measurements or distances referred to as approximate are given as a guide and are not precise. If such details are fundamental to a purchase, purchasers must rely on their own enquiries.

Important Notice
Fenn Wright for themselves and the Vendor of this property whose Agents they are, give notice that: The particulars are intended to give a fair and substantially correct overall description for the guidance of intending purchasers and do not constitute part of an offer or contract.

Prospective purchaser/s and lessees should seek their own professional advice. All descriptions, dimensions, areas, reference to condition and if necessary permissions for use and occupation and their details are given in good faith and believed to be correct.

Any intending purchaser/s should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them.

No person in the employment of Fenn Wright has any authority to make or give any representation or warranty, whether in relation to this property or these particulars, nor to enter into any contract relating to the property on behalf of the Vendors.

No responsibility can be accepted for any expenses incurred by any intending purchaser/s in inspecting properties that have been sold, let or withdrawn.

Local Authority
Stratford-upon-Avon District Council
Elizabeth House
Church Street
Stratford-upon-Avon
Warwickshire
CV37 6HX
T: 01789 267575

Photographs taken: September 2019
Particulars prepared: February 2020

Guide Price
£950,000

Viewing strictly by appointment through sole agents:

Fenn Wright
1 Tollgate East
Stanway
Colchester
CO3 8RS

T: 01206 216555
E: tjg@fennwright.co.uk /
mjf@fennwright.co.uk

Contact: Tom Good MRICS

Features

  • Established coarse fishing complex
  • New build, 4 bedroom owner's dwelling
  • 6 well-established lakes
  • Clubhouse
  • Pre-planning application submitted for up to 50 log style units
  • Site extending to 23.8 acres (9.63 ha)

Map

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