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Lower Gravenhurst, Gravenhurst
Sold Subject to Contract

4 beds | 1 bath | 4 receptions | £1,250,000

  • Kennels With License For 67 Dogs

***SOLD ~ Similar required for disappointed buyers ****
Superbly Presented Residential Equestrian Smallholding With Established Income From Kennels/ Cattery & Small Commercial Units In A Rural Setting - 5.9 Acres

Hitchin 6 miles, Flitwick 7 miles Ampthill 7.5 miles, M1/ J12 8 Miles,
Luton 10 miles , London 47 miles
Trains: Flitwick to London St Pancras (38mins)
International airports: Luton 12 miles, Stansted Airport 40 miles

Ion Bridge Farm is situated in a rural farming area of Central
Bedfordshire with a Post Office,shop and petrol station within 2
miles (centre of Shillington) plus two pubs also within 2 miles;
located southeast of Bedford with excellent road access whilst in a
rural village setting, yet benefits from excellent communication links
being midway between the A1 & M1, with the A6 within easy reach,
providing access to the Midlands, London and the North.

Primary school in Gravenhurst whilst there is a good selection
of private schools in the area including St Francis College & The Bedford
School. Grammar schools are available at Hitchin with state schools
nearby too. For more details see www.isc.co.uk for independents and
www.bedfordshire.gov.uk for state schools information.

Centrally located between Bedford,
Dunstable & Hitchin, with excellent access to the road network;
there is a good choice of shopping, sporting, cultural and educational
facilities including a number of popular tourist attractions such as
Woburn Abbey Safari Park and The National Memorial Arboretum.
Good walking, cycling and outriding opportunities abound from the
property into the surrounding countryside with good outriding onto
the John Bunyan Trail with dressage/ showjumping competition
centres at Keysoe Bury Farm and Addington. Horseracing is at
Towcester, Huntingdon & Newmarket. Local hunts include the
Oakley & Cambridgeshire. Sailing and water sports available at
Stewartby Water Sports Club and Priory Sailing Club. Fishing can
be enjoyed at How End Fisheries by licence. Golf can be enjoyed at
The Bedford, The Millbrook and Beadlow Manor.

Situated in an accessible rural location enjoying views over the
adjoining countryside, Ion Bridge Farm is a well-established mixed
use site comprising a former poultry farm, where the outbuildings &
barns have been adapted for use to create a sizeable kennels, cattery
& several smaller units let out to small commercial businesses,
providing a steady profitable income whilst there is considerable
scope to increase the turnover should a new buyer desire. In addition,
there are excellent equestrian facilities including an American Barn
for stabling and outdoor arena, within a compact 5.9 acre site plus
excellent outriding from the property.

Single Storey detached home having been considerably improved
by the current owners with permission to extend further, of brick
elevations under a tiled roof. Extending to some 1,551 ft2 (GIA), the
property offers spacious and well-presented accommodation, with
a pleasant south facing rear garden and ample newly resurfaced
driveway parking to the front with secure electric gates and recently
built triple garage [with scope to convert to an annexe STPP].

The accommodation comprises:
• Large refitted Family Kitchen with oil fired Rayburn
• Sitting room with woodburning stove
• Boot room/ conservatory
• Spacious master bedroom suite with large ensuite
overlooking garden
• 2 further bedrooms & adjoining bathroom
• Planning consent to extend further

The land lies to the rear of the main equestrian buildings and
comprises level pasture within a ring fence sub-divided into
individual paddocks with each paddock having its own mains
water supply.
In all the land amounts to some 5.9 acres.

The current vendor has built up the existing business with an excellent
kennel building with runs & exercise area, plus separate cattery and
commercial letting units from former poultry sheds/ storage barns;
together with the erection of a modern steel span barn, approached
through a very well managed tidy yard accessed via separate secure
electric gates:-
• Electric gated entrance leads to the main yard – with a spur /
gate connecting to the residence`s driveway –central concreted
driveway leads through the yard :-
• Kennels (42m x 10.7m) former poultry shed with license for 67
dogs in a mixture of single & double, well built spacious kennels
with enclosed runs.
• Cattery (13.7m x 5.2m) with license for 10 cats in a mixture of
single & double, spacious pens with pleasant outlook.
• Ample Parking area for customers vehicles
• Commercially let units/ barns let to a number of long term small
business users
• Modern steel clear span barn (20m x 12m) constructed in 2016 &
subdivided into two units with roller shutter doors
• Workshop / storage barn (11.3m x 8.5m)
• Double garage (7m x 5.7m)

• American Barn with 3 off 12` x 12` loose boxes, 1 off 12` x 16 `loose
box and 1 off 12` x 24` foaling box; all with automatic drinkers; plus
tie-up / wash down area with tack room & kitchen/ rest area
• In addition there are 2 substantial indoor covered turnout yards
with direct access to the paddocks
• Outdoor arena 40m x 20m with fibresand/ rubber surface and 3
High Spec, Fully Adjustable Professional Mirrors.
• Three post & rail fenced pasture paddocks with automatic mains
water fed troughs and a high quality large field shelter: totalling
about 3 acres
• Parking/ turning area for horsebox / trailers

• The businesses onsite have been nurtured & developed by the
current owners over the last 12 years – with a regular healthy
turnover & profit with the ability to transfer into new ownership
seamlessly whilst using minimal additional staff, if required; there is
significant potential to increase revenue should one require, more
information available from Agent
• Audited accounts will be made available post viewing

ox Grant and their clients give notice that:
1. They have no authority to make or give any representations or warranties in relation to
the property.
2. These particulars have been prepared in good faith to give a fair overall view of the
property, do not form any part of an offer or contract and must not be relied upon as
statements or representations of fact.
3. Any areas, measurements or distances are approximate. The text, photographs and plans
are for guidance only and are not necessarily comprehensive. It should not be assumed
that the property has all necessary planning, building regulation or other consents and
Fox Grant have not tested any services, equipment or facilities. Purchasers must satisfy
themselves by inspection or otherwise.
Health & Safety Given the potential hazards of a riding school we would
ask you to be as vigilant as possible when making your inspection for your
own personal safety, particularly around livestock, water and machinery.
Children must be supervised by their parents on site.
Plans, Areas and Schedules: These are based on the Ordnance Survey
and are for reference only. They have been carefully checked and
calculated by the vendor`s agents, however the purchaser(s) shall be
deemed to have satisfied themselves as to the description of the property.
Any error or mis-statement shall not annul the sale or entitle either party
to compensation in respect thereof.
Town and Country Planning: The property is sold subject to any
development plans, tree preservation orders, ancient monument orders,
town planning schedules and resolutions, which may or may not come into
force. Purchasers will be deemed to have full knowledge and have satisfied
themselves as to the provisions of any such matters affecting the estate.

The neighbouring property, has a vehicular, horse riding &
pedestrian right of access down the yard driveway to their barn [marked on
sale plan]

Energy Performance Certificate (EPC) Band E : full report available upon
request from Agent

Basic Farm Payments/Grants: Unregistered currently

Central Bedfordshire Borough Council Tel: 01234 718093

Band E : £2,172.70 for 2018/19

Mains water and electricity with private drainage to two septic
tanks. Oil fired central heating.

Ion Bridge Farm is sold freehold with vacant possession given
upon completion.

Unless mentioned specifically all fixture, fittings,
garden ornaments & Farm Machinery are excluded from the sale but may
be available by negotiation.

All viewings strictly by appointment throughthe agents on 01722 782727. For further information or to book a viewing please contact Phil Howard or email phil@foxgrant.com

Postcode: MK45 4HJ

From M1 Junction 11a, head northeast signposted A6 Bedford, after about
2 miles at the A6 roundabout in Barton-le-Clay take the second exit towards
Higham Gobion & Shillington. Pass through Higham Gobion and at the
T-junction turn left into Hanscombe End & immediately left again, follow the
road for about half a mile, where the property will be found on your left hand
side, signed Ion Bridge Farm.

Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

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