The sale of the land at Warrengate Farm presents an opportunity to acquire a strategically positioned block of productive agricultural land extending to approximately 71.38 acres (28.89 hectares). Situated at Panshanger on the eastern edge of Welwyn Garden City,
the land is predominantly arable and occupies a highly accessible location adjoining land allocated for development within the Welwyn Hatfield Local Plan.
The Land at Warrengate Farm extends to approximately 71.38 acres (28.89 hectares) and comprises two field parcels. The land is classified as Grade 3 agricultural land and is predominantly in arable production, together with an area of permanent pasture situated to the west, which benefits from separate access.
The soils comprise the Ludford Series, being deep, well-drained fine loamy, coarse loamy and sandy soils, locally flinty and in places over gravel. These versatile and productive soils are well suited to the cultivation of cereals and a wide range of other arable crops.
Environmental Schemes
The land is entered into a Countryside Stewardship Mid Tier Agreement which runs until 31 December 2027 and generates an annual income of approximately £7,247.14. The agreement is transferable to a purchaser in the event of a sale, subject to the relevant scheme requirements.
The land is also subject to a Sustainable Farming Incentive (SFI) Agreement expiring on 30 June 2027, which currently generates an income of approximately £2,668.43 per annum through the delivery of standard actions, including SAM1, IPM1 and NUM1. This agreement
is not transferable and would normally terminate upon a change of ownership. However, there may be opportunities for a purchaser to secure similar environmental income streams through participation in successor schemes or the implementation of alternative management arrangements.
Tenure & Possession
The land is currently farmed under a Farm Management Agreement, which is due to expire on 30 September 2026. The current operator has indicated a willingness to continue managing the land beyond this date, should a purchaser wish to retain the existing arrangements.
Vacant possession will be available on completion.
Method of Sale
The property is for sale as a whole by private treaty.
Planning
The land falls within the administrative area of East Hertfordshire District Council. The Council is currently preparing a new Local Plan, with consultation stages anticipated during 2026 and 2027 and adoption expected in the period 2027 to 2028. Land immediately to the south lies within the jurisdiction of Welwyn Hatfield Borough Council and is allocated for development under the adopted Local Plan. These allocations are now progressing through the planning and development process.
Designations
The land lies within the Green Belt.
The purchaser(s) will be deemed to have satisfied themselves of any planning matters affecting the property.
Overage
The property will be sold subject to an overage provision reserving the vendor 30% of any increase in value accruing over 25 years due to any development over and above the existing use value of the land, triggered by either implementation or a sale with the benefit
of planning permission. For the avoidance of doubt this will exclude any agricultural uses.
Further information is available on request from the selling agents.
Wayleaves, Easements & Rights of Way
The property is sold subject to, or with the benefit of, all existing wayleaves, easements, quasi-easements, rights of way, covenants and restrictions whether mentioned in these particulars or not.
A public footpath runs from the B1000, Hertford Road, south towards Panshanger Road. Section 31(6) deposits have been made in respect of both fields (completed in 2017) and are therefore valid for a period of 20 years.
The Purchaser(s) will be deemed to have full knowledge and will have satisfied themselves as to the provisions of any such matters affecting the property
